Upon the need to relocate back to NYC, my wife and I decided we wanted to keep our current home, and try our hand as landlords. With both my wife and I having very demanding schedules we decided to solicit the services of a property manager to handle the "landlord duties" for us. I interviewed literally (I repeat "literally") every property management firm in the tri state area. I work in the insurance field and know 1st hand how a property manager can make or break your dreams of being a landlord. I'm quite the picky individual, and frankly a very demanding person, especially when I'm the customer. Among every property management firm I met and vetted, only 1 stood out as competent, responsive and knowledgeable; and that's Abacus Avenue. My strong knowledge of property insurance gave me a real upper hand in vetting out the other wannabe property managers. Honestly folks, don't waste your time with calling anyone else. This demanding perfectionist here has done all that work for you. In the year that I've been in business with Abacus Avenue, I have nothing but positive feedback, and that's not something I say often. Knowledgeable, professional, forthcoming and attentive are words that sum up Abacus avenue. The full service they provide is second to none, from finding us a tenant, to vetting the tenant, to drafting a very comprehensive and protective lease and finally placing the tenant was a pleasure. The best part (for me personally) is that I never hear from them - they take care of everything for me and I'm confident that my property and my personal interests are in very good hands. My wife and I are looking for a second investment home, and their is no doubt in my mind that Abacus will be managing that property as well. Thanks Abacus Avenue - looking forward to our continued and growing relationship. read more

Was looking for an apartment to rent, stumbled onto one with this agency. When I toured the apartment, the realtor assured me it would be fixed up after I signed the lease. Do not fall for these tricks; only the barest of the minimums will be done. It was extremely dirty, there were buckets of paint still left over. Turns out they were in the middle of their "cleaning". I ended up needing to move in 4 days into my lease. Not great. Afterwards, I noticed a ton of issues. Black mold on vents, dripping faucets, broken window screens... the repair-workers evidently didn't give it a good pass. They take a while to respond to requests and issues (usually a 2-3 week lead time, sometimes over a month), and there's a good amount of them. Their phone number isn't very receptive, and their lease agreement is extremely limiting. I strongly encourage you to read it in depth; a lot of renter rights are signed away. I would not recommend living in a building owned by this agency. The one star is for the fact that the apartment was quite cheap. read more

Very responsive company, appreciate all of the help that they had given during a frustrating situation

Decided to rent out my condo in Jersey City and my realtor recommended Abacus Ave. The process was smooth. I talked with Lisa and she handled most of the process with the realtor without me needing to do much. When my building decided to get new management, I talked with Lisa and she said they work with other buildings like ours and help them figure out if there is anything that can be improved. We had a pre-existing issue with our insurance that caused us to leave the last management. Lisa has done research and gathered documents from the previous management, insurance company, adjuster, and tenants and set up a meeting to help us figure everything out. She is also working on a budget for the association to help us improve our finances which the previous company neglected. read more

Lisa has been a delight to work with. She's professional, thorough and thoughtful in each part of the job. I've had nothing but great experiences with her thus far -- and look forward to more in the future. read more

I recently had the pleasure of joining Abacus Avenue. It was exceptional experience from start. It was great fully furnished Accommodation, which was just like "A Home Away from Home". read more

This management company does not respond to request made through phone and or emails. When they do respond it's to take information that has already been sent through the app they use to "keep in touch". This company will argue with you about the problems you have without ever coming to view what the problem is. They have no phone service to speak of. So no need to call them unless you want to call them every day until someone gets back to you. They use the "Someone will call you back" tactic of answering the message left but they don't call back to resolve the issue. We made the mistake of hiring this management company. Just trying to save someone the headache of dealing with Abacus Avenue Property Management. read more

Lisa Wahler, our property manager, helped us to decrease our flood insurance annual payment and saved us money.

I wanted to use Abacus to manage my condo after I moved away, after I heard good things about them from a friend. I was in contact with one of their agents via email but eventually ended up not renting out the condo at all, for various personal reasons. About a year later, I contacted them again to try to rent out the condo. After over a dozen emails and phone calls over the course of a month, all of which have gone unanswered, I'm convinced they are flat-out ignoring me simply because I didn't end up working with them the year before. They are impossible to get in touch with. read more

Was looking to get a new management company for the building I live in(in JC) and I'm on the board as well.. Made an appt. with Carey Klemm to come in and make a pitch.. I had spoken to him a few times.. I confirmed the appt. When the day came, no one showed up. Called him multiple times and still never received a response , even after the fact. Very unprofessional .. read more

DO NOT USE If I could give a zero star rating, then I would. This company is a scam. Do not use. I used them for 2 years to manage my two family home in North Bergen. They were in charge of the first floor apartment tenants. I had advised them in January 2019 I would not be renewing the tenants lease which was set to expire on April 30, 2019. This was APMLE time for them to advise the tenants, which they did not. The month of April came and went. During this time the tenants advised Abacus they were in the middle of purchasing a house and "needed more time". Their closing date was delay two times over. They also requested to use the security deposit as rent which Abacus so graciously agreed to without my, the landlords, permission. I actually never received this rent. Nor the following. Abacus has still not paid me 2 1/2 months rent. I was actually under the impression the tenants had not paid. So I took them to court for non payment on August 1, 2019. What a surprise it was to me when they SHOWED US PROOF OF RENTAL PAYMENT. The judge dismissed the case. Abacus never paid me the rent that was given to them and now I have to take Abacus to small claims court. The tenants finally moved out and I have yet to hear back from Abacus. Even after multiple emails and voice messages. A grievance with the Better Business Bureau has also been filed. Stay far far away from these people. They just want to steal your money. read more

got a great place to live at a very reasonable rent!

I normally don't write Yelp reviews, but I was so frustrated dealing with them I figured I need to share my thoughts here. This is possibly the worst business I have ever worked with. I actually had to constantly call/email to get someone to work on my request. While on that topic, good luck trying to get in touch with someone at this business; no one ever answers your voice mail (that's right, you can only leave voicemails) or emails. Customer service here is a joke. If you want someone to answer your emails/voicemails, don't be nice. Make your messages angry and maybe you'll get a response in a week. If you are not giving them money, I do not believe they actually care about you. read more

Bianca was excellent and very efficient in replying back. 5 starts for this service David Becerril read more

We have been working with AA for about a year and a half now and they are AMAZING!!! Lisa is always sure to add a personal touch and takes the time to show you that she values you as a customer. AA truly cares about their tenants/landlords and will always be on your side to get a problem resolved. If you are looking for a property manager that is going show their care for your happiness and well-being, rather than just collect a paycheck, AA is the right choice for you! They also have a very useful portal that you are able to pay your rent/file a maintenance order or issue on. AA is always fast and efficient with getting workmen out to your property to get your issue resolved. I truly believe they go above and beyond and would certainly recommend them to anyone! read more

As a first time homeowner with first time tenants I valued the personal touch and informed team at Abacus Avenue Property Management. Thanks to Abacus I was able to better navigate and understand all the aspects and options I had as a landlord to facilitate a good resolution; with the help of Marc & Lisa I will have successfully reclaimed my property on an agreed date and time. A potentially nerve wrecking and anxiety producing situation was allayed by Abacus advising me in the right direction. read more

When I first signed with Abacus Avenue Property Management I got lots of support from the whole team. In the begging Lisa gave me advises. She gave me lot of moral support with the issues at that time. Now Brittany is signed for my property. Brittany is going every step with me, giving me support and showing her concern. She replies immediately and shows her concern during and after hours also. I like the way the whole team works even after hours and weekends. The Abacus team help the owners and the tenants through the portal and take good care of your property. The Abacus team is excellent and very professional. I would highly recommend hiring them to manage your properties. Mrs. Kolli read more

We have been using Abacus Avenue to manage our rental property for a few years. Although they are not perfect, we have found Lisa Wahler to be GREAT. read more

Edit 6/03: I learned from my tenants that unlike what Abacus is saying below, they were without heat for nearly a week in the middle of the winter; and purchased space heaters out of pocket. The contractor had to go on a Sat because he did not fix it the first time he was there. I believe the tenants as Abacus has not been truthful in their response. I have screen shots of emails proving the facts on my review such as the fee they tried to charge me. Also the appraiser came back because I had to work with my bank a way of rectifying this. I luckily was scheduled in between appointments. Abacus had NOTHING to do with it; or even with communicating with the tenants to setup the new date. They are trying to phrase the below response as if they were helpful. I had to fix this MYSELF: talk to the bank, go to the house and talk to the tenants, which is when I learned of Abacus' incompetence throughout their stay at the house. The tenant's exact words were: "They were not very good or responsive, but I love the house and I thought you were out of town. So I did not want to bother you. I am glad they are not going to be managing the property anymore". Their service is not worth it even for free as you can have legal issues due to their incompetence. Lastly, I am in no way racist. I asked several times to the assistant if she was part of the permanent staff and she NEVER confirmed. This company is a huge scam. Detailed description below. -------------------------------- I hired them to manage my property after I had to move out of the country for work. I wish I had done my research before. The listing is done by a realtor that they call in and not your PM or in house staff. Not a huge problem at the time as she did a great job. I came back to the US ~1 year later but still kept Abacus' services. There were a couple issues that needed fixing and they called in a company to fix. Again no in house maintenance staff and the rates were regular market rates. The issues were fixed but you start getting the idea about no staff. Also, I never got receipts from the original company (which matters for your taxes). On year 3 there was an issue that required fixing that was above the amount they were authorized to proceed on their own. They did it without asking. It was a problem that had been corrected before so the right action would have been to call in the original company to fix for free. The PM called me after, very apologetic but saying it was urgent and blamed the mistake on a new assistant. Then I tried to refinance the property. All this time I had thought Abacus was fine. This is when I realized how bad they are: - In 2.5 years they never went to the property to confirm that the smoke detectors and fire extinguisher work. In fact the "assistant" (more on that later) was clueless that this was needed. - I asked about broken steps and trip hazards and they didnt know as they were never there. Again the assistant was clueless on that being an issue for a property. - I requested them to go inspect it. It took them 4 days to acknowledge my request. A week later they said they would send someone in to check and estimate any repairs. Almost 2 weeks later I am still waiting on that estimate or a reply confirming that the person went. - When you try to call them you will never get someone on the phone. A few mins after they miss your call, you will get a call from the assistant. Call yourself to confirm: THEY ARE INDIAN VIRTUAL ASSISTANTS with no clue of property management, renting out properties, how to use Abacus' own online systems, etc. I tried to get the current lease from them and spent 10 mins having to explain why a lease ending in 2018 is not valid now in 2019. She finally says that I need to talk to the actual PM but REFUSES to give me a direct number. She gives me an email that turned out to be incorrect. - Abacus apologized but after a week of phone calls and dealing with their virtual assistant, I fired them. The current month had already been paid, but from then on they stopped answering my calls and emails. The only thing they did was tell me that the tenants would be there for the appraisal and request $150 for them to be there as well. I said no. The appraiser comes and nobody is there. I reach the tenants and they tell me nobody even called them. They got an email the night before. They replied to the email and texted saying they couldnt be home in such short notice; and asked to reschedule. Abacus replied saying ok, but 1) never told me and 2) if you ever purchased a property you now that rescheduling an appraisal the night before is not possible and that the entire financing depends on this. I urge you to not do this to yourself and hire them. You will think its ok until you need something or worse, something happens. Save your coins! read more

The Abacus team is excellent and I would highly recommend hiring them to manage your properties. The team is very professional and stepped in to help us mid-lease with a challenging tenant situation. Their portal system is very effective with tracking maintenance requests and they quickly coordinate repairs with tenants. They also have handled turnover of the property and finding reputable tenants. We look forward to having them manage our properties for the next decade and beyond. read more

Stay away from this so-called management company. I am speaking as an owner/landlord. I practically have to chase them down to get a response to anything - a concern, an ongoing issue, a question. I have trails of emails to them with me constantly asking the same question or asking for updates regarding issues with no replies from them. And forget about trying to call the office number - apparently it goes to some sort of computer which doesn't even alert anyone that you called. So unless you have a cell phone number for one of their people, you'll never actually speak to anyone. But good luck there too - I have texts that were never answered either. Why is it that as a customer who pays them monthly, I have to chase them for answers/replies? Also, they will spend your money without even asking you first. I have asked several times to be notified of any repairs and costs prior to initiating the repair and only twice in 5+ years have I been notified beforehand. And they don't send you any repair invoices unless you ask. So basically, they just assume you're ok with spending $200 here or $300 there and the only way you know this is being done is when you see less money being deposited into your account that month. I can support all of the above statements with paper trails. Overall, terrible customer service for the landlord/owner. read more

As an 8-year year resident of Hoboken and President of our 10-unit Condo Association, I've worked with four property management companies. Abacus was brought to my attention after four years with two property management companies who frankly, did nothing but collect the money. Our emails/voicemails were left unanswered for weeks, we had to shovel and salt the front walkway ourselves, and maintenance within the individual units was never the solution; we would have to call independent contractors to fix it. I understand that in this area, we are accustomed to getting everything with the snap of our finger. That being said, managing multiple properties does mean there can be a bit of a wait time. But, in my experience, Marc and Abacus would always return my phone calls with 24-36 hours with an explanation of when they were available, or why I was on the wait list. Within months of them managing my building, our front door FINALLY closed and locked properly, the building was repainted, we never had to shovel, the building was finally clean, we had actual financial reports, a WORKABLE BUDGET!, and good coaching on how to run our board! What took two companies four years to never fix, took Abacus a few months to resolve, and resolve well. Their team was always there before the morning rush. Additionally, after Sandy, thanks to Abacus, our building paid nothing out of pocket for completely rebuilding/refinishing the basement. I appreciate and respect a company that does not only what they get paid to do, but what they don't get paid to do; devise and strategize solutions to keep the building's reserve fund flush, make available an online webpage where the finances can be viewed anytime and are clear, that can help the building communicate and resolve issues easily, and have a team of employees that know you by name. I feel they go above and beyond and so relieved to finally be able to actually recommend a property management company. read more

This company takes forever to respond to messages in our forum or any issues that arise in the condo, and touts an 'emergency' line that doesn't get answered for several hours (if we're lucky). Two residents in our building just posted several questions regarding updates that Abacus was supposed to work on, and instead of addressing it, got a scathing response from the manager stating that they 'should not use the community forum to address these issues'. Then the the forum is mysteriously taken away -- aka they 'revoked' privileges for owners to request things publicly. My question is, if we're not able to do that there and you don't answer your phone OR emergency line, where should we do it so that other residents can see if these issues have been addressed or not? It's a public safety and resident concern and very unfortunate that you've chosen to censor residents' remarks rather than address problems openly. read more